YOLO COUNTY HOUSING AGENDA REGULAR …ych.ca.gov/docs/12-14-16 YCH and New Hope Agenda...

YOLO COUNTY HOUSING

AGENDA

REGULAR MEETING

December 14, 2016 4:00 p.m.

YOLO COUNTY HOUSING

HOUSING COMMISSION

WILL ARNOLDMARK JOHANNESSEN

TOM STALLARDHELEN MACLEOD THOMSON

KAREN VANDERFORDJENNIFER WIENECKE-FRIEDMAN

BOARD OF SUPERVISORS CHAMBERS625 COURT STREET, ROOM 206WOODLAND, CALIFORNIA 95695

LISA A. BAKERCHIEF EXECUTIVE OFFICER

HOPE WELTONAGENCY COUNSEL

Reminder: Please turn off cell phones.

CALL TO ORDER

1. Pledge of Allegiance. 2. Consider approval of the agenda. 3. Public Comment: Opportunity for members of the public to address the Housing Authority on subjects

not otherwise on the agenda relating to Housing Authority business. The Board reserves the right toimpose a reasonable limit on time afforded to any topic or to any individual speaker.

CONSENT AGENDA

4. Approval of Minutes from the meeting of October 26, 2016 5. Review, Approve and Authorize the CEO to Execute Intergovernmental Agreement with the City of

Davis (Baker, Holt) 6. Receive and File Compliance Review Monitoring Letter from U.S. Department of Housing and Urban

Development (Baker, Holt) 7. Review, Approve and Authorize the CEO to Execute Commercial Lease for 145 W. Main Street,

Woodland, CA with Dr. Jeffrey P. Robinson (Gillette) 8. Receive and File Staff Report Regarding HUD’s Small Area Fair Market Rent Rule (SAFMR) and

Potential Impacts to the Housing Choice Voucher Program and Rental Markets (information only)(Holt, Jimenez-Perez)

REGULAR AGENDA

9. Review and Approve Position Description and Salary Range for Management Analyst Position (Holt) 10. Consider Appointment of an Ad Hoc Fundraising Subcommittee (Brock, Baker) 11. Review and Approve Date for January Commission Meeting (Baker) 12. Receive Verbal Update from CEO on Status of Governance Change (Baker) 13. Receive Verbal Update from CEO on Community Center and Boxing Club (Baker) 14. Receive comments from CEO Baker

15. Receive comments from Commissioners

ADJOURNMENT

Next meeting is TBD. I declare under penalty of perjury that the foregoing agenda was posted by December 9, 2016 by 5:00 p.m. at thefollowing places:

On the bulletin board at the east entrance of the Erwin W. Meier Administration Building, 625 Court Street,Woodland, California; and

On the bulletin board outside the Board of Supervisors Chambers, Room 206 in the Erwin W. MeierAdministration Building, 625 Court Street, Woodland, California; and

On the bulletin board of Yolo County Housing, 147 West Main Street, Woodland, California.

I declare under penalty of perjury that the foregoing agenda will be posted no later than Friday, December 9, 2016by 5:00 p.m. as follows:

On the Yolo County website: www.yolocounty.org.

Julie Dachtler, Clerk of the Board

By:________________________Clerk

NOTICEIf requested, this agenda can be made available in appropriate alternative formats to persons with a disability,as required by Section 202 of the Americans with Disabilities Act of 1990 and the Federal Rules andRegulations adopted in implementation thereof. Persons seeking an alternative format should contact the Clerkof the Board for further information. In addition, a person with a disability who requires a modification oraccommodation, including auxiliary aids or services, in order to participate in a public meeting should telephoneor otherwise contact the Clerk of the Board as soon as possible and at least 72 hours prior to the meeting. TheClerk of the Board may be reached at (530) 666-8195 or at the following address:

Yolo County Housingc/o Clerk of the Board of Supervisors

County of Yolo625 Court Street, Room 204, Woodland, CA 95695

http://www.yolocounty.org

Yolo County Housing 4. Meeting Date: 12/14/2016

InformationSUBJECTApproval of Minutes from the meeting of October 26, 2016

AttachmentsAtt. A. Minutes

Form ReviewForm Started By: Julie Dachtler Started On: 12/09/2016 04:13 PMFinal Approval Date: 12/09/2016

Yolo County HousingYolo County, California

October 26, 2016

MINUTES

The Yolo County Housing met on the 26th day of October, 2016, in regular session in its Chambers in the ErwinW. Meier Administration Building, 625 Court Street, Woodland, California at 4:00 p.m.

Present: Cecilia Aguiar-Curry; Mark Johannessen; Tom Stallard; Helen Thomson; KarenVanderford; Jennifer Wienecke-Friedman; Will Arnold

Staff Present: Lisa Baker, CEO Hope Welton, Agency Counsel Janis Holt, General Managing Director Julie Dachtler, Clerk

CALL TO ORDER

1. Pledge of Allegiance.

2. Consider approval of the agenda.

Minute Order No. 16-23: Approved agenda as submitted noting the incorrect staff report wasattached to Agenda Item No. 11 and that a hard copy of the correct staff report was distributed toeach member to replace it. MOTION: Wienecke-Friedman. SECOND: Johannessen. AYES: Aguiar-Curry, Arnold, Johannessen,Stallard, Thomson, Vanderford, Wienecke-Friedman.

3. Public Comment: Opportunity for members of the public to address the Housing Authority on subjects not

otherwise on the agenda relating to Housing Authority business. The Board reserves the right to impose areasonable limit on time afforded to any topic or to any individual speaker.

There was no public comment.

PRESENTATIONS

4. Presentation: Family Self Sufficiency Graduate, Vicki Archuleta.

Janis Holt, General Managing Director, presented Family Self Sufficiency Graduate, Vicki Archuleta.

5. Presentation: Outstanding Risk Control Award - 4 Stars - HAI Group.

Janis Holt, General Managing Director, presented the Outstanding Risk Control Award - 4 Stars -HAI Group.

6. Presentation: Low Loss Achievement Award for 2012, 2013, 2014 - HAI Group.

Janis Holt, General Managing Director, presented the Low Loss Achievement Award for 2012, 2013,2014 - HAI Group.

7. Certificate of Completion in Procurement and Contract Management awarded to Tom Dogias, Real Estate

Services Supervisor.

Janis Holt, General Managing Director, presented a Certificate of Completion in Procurement andContract Management awarded to Tom Dogias, Real Estate Services Supervisor.

8. Presentation: National Association of Housing and Redevelopment Official (NAHRO) National Award of

Excellence for Bridge to Housing.

Lisa Baker, CEO, presented the National Association of Housing and Redevelopment Official(NAHRO) National Award of Excellence for Bridge to Housing.

CONSENT AGENDA

Minute Order No. 16-24: Approved Consent Agenda Item Nos. 9-12. MOTION: Thomson. SECOND: Johannessen. AYES: Aguiar-Curry, Arnold,Johannessen, Stallard, Thomson, Vanderford, Wienecke-Friedman.

9. Approval of Minutes from the meeting of September 14, 2016.

Approved the minutes from the meeting of September 14, 2016 on Consent.

10. Review, Approve and Adopt PEMHCA Resolution effective January 1, 2017. (Holt)

Approved Resolution No. 16-11 on Consent.

11. Review, Approve and Authorize Opening and Closing of the Housing Choice Voucher Wait lists.

(Holt, Jimenez-Perez)

Approved recommended action on Consent.

12. Receive and File Unaudited Financial Report for the Year Ending June 30, 2016. (Gillette and

Baker)

Approved recommended action on Consent.

REGULAR AGENDA

13. Review and Approve Strategy for Potential Housing Choice Voucher Funding Shortfall. (Baker,Holt, Gillette)

Minute Order No. 16-25: Approved recommended action.

MOTION: Thomson. SECOND: Arnold. AYES: Aguiar-Curry, Arnold, Johannessen,Stallard, Thomson, Vanderford, Wienecke-Friedman.

14. Review and Approve Memorandum of Understanding between Mercy Housing, Yolo CountyHousing and New Hope CDC for Development of 180 W. Beamer MHSA development andauthorize the CEO to execute. (Baker)

Minute Order No. 16-26: Approved recommended action by Agreement No. 16-05.

MOTION: Stallard. SECOND: Thomson. AYES: Aguiar-Curry, Arnold, Johannessen,Stallard, Thomson, Vanderford, Wienecke-Friedman.

15. Receive Verbal Update from CEO on Status of Governance Change. (Baker)

Received Verbal Update from CEO on Status of Governance Change noting they are in the final stretch and hope to have the change completed by January 2017.

16. Receive Verbal Update from CEO on Community Center and Boxing Club. (Baker)

Received verbal update from the CEO on the Community Center and Boxing Club. Theyare getting ready to take down the old building, which should be completed by the end ofNovember. Estimates for the new building have been determined and they will be comingback in December to form an ad-hoc subcommittee to work on the fundraising aspect.Cost is between $1.8 to $2 million and in order to keep the costs down, they areusing metal pre-fab with an agricultural feel.

17. Receive comments from CEO. (Baker)

CEO Lisa Baker reported that they had a recent incident at the Pacifico property but therewas a good outcome through the restorative justice from Neighborhood Court. She alsoreported they had an incident the day prior at the El Rio Villas, whereby, YCH isunfortunately stuck with the costs of the damages. Regarding the boxing club in Woodlandthat is currently being taken down, she is happy to report that high speed infrared securitycameras have been installed, and they will be able to view video feed remotely. Thecameras will cover the Head Start, computer center, TANA, boxing club and child center.They will also be putting in No Loitering signs at the parks. She noted they are workingwith the City of Winters in applying for grants. Also talking with Sutter Hospital and the Cityof Davis about a shelter-in-place transition to permanent housing to partner with the NewPathways Project. Grant application going in now. For Pacifico project they expect theappraisal to be done by the 31st, so hopefully the rehab can begin soon. Spoke ofEsperanza II for affordable housing and they are also finalizing engineering quotes for theWestucky project.She also spoke of the settlement with PG&E that was approved byCPUC, noting this will help them out in their energy improvement projects in the nearfuture.

18. Receive comments from Commissioners.

No comments from the Board of Commissioners.

CLOSED SESSION

19. Public Employment, Employee Appointment or EvaluationPursuant to Government Code Section 54957Position title: Chief Executive Officer

Public Report of action taken in Closed Session.

ADJOURNMENT

Next meeting is December 14, 2016 at 4:00 p.m.

______________________________Cecilia Aguiar-Curry, Chair

Yolo County Housing______________________________Julie Dachtler, ClerkYolo County Housing

Consent 5.

Yolo County HousingMeeting Date: 12/14/2016

InformationSUBJECTReview, Approve and Authorize the CEO to Execute IntergovernmentalAgreement with the City of Davis (Baker, Holt)

AttachmentsStaff ReportAtt. A. Agreement


Yolo County Housing 147 W. Main Street Woodland: (530) 662-5428 WOODLAND, CA 95695 Sacramento: (916) 444-8982

TTY: (800) 545-1833, ext. 626

DATE: December 14, 2016 TO: YCH Housing Commission FROM: Lisa A. Baker, CEO PREPARED BY: Janis Holt, General Director SUBJECT: REVIEW AND APPROVE INTERGOVERNMENTAL

AGREEMENT WITH THE CITY OF DAVIS FOR AFFORDABLE HOUSING SERVICES.

RECOMMENDED ACTION That the Housing Commission:

1. Review and Approve Intergovernmental Agreement with the City of Davis; and 2. Authorize the CEO to execute the Agreement.

BACKGROUND/DISCUSSION The City of Davis contacted Yolo Housing to assist with the management and administration of the City’s affordable housing program and to provide a range of related services. YCH has existing intergovernmental agreements for similar services with the County of Yolo and the City of Winters and offered that same level of expertise and experience to the City of Davis. On December 6, 2016, the Davis City Council approved the Intergovernmental Agreement outlining the affordable housing services to be provided by YCH in four categories: Affordable Housing Monitoring Services, Financial Services, Grant Management Services, and Consultation Services. The Agreement’s term is one year but can be renewed for two additional years based on a mutually agreeable schedule of costs and tasks. FISCAL IMPACT These are contract fee services. CONCLUSION Staff recommends that the Commission authorize YCH to enter into an Intergovernmental Agreement with the City of Davis for affordable housing services. Attachment: Intergovernmental Agreement.

Working together to provide quality affordable housing and community development services for all


InformationSUBJECTReceive and File Compliance Review Monitoring Letter from U.S. Department ofHousing and Urban Development (Baker, Holt)

AttachmentsStaff ReportAtt. A. Report



TTY: (800) 545-1833, ext. 626

DATE: December 14, 2016 TO: YCH Housing Commission FROM: Lisa A. Baker, CEO PREPARED BY: Janis Holt, General Director SUBJECT: Receive and File Compliance Review Monitoring Letter from

the U.S. Department of Housing and Urban Development (HUD) RECOMMENDED ACTION

That the Housing Commission:

1. Receive and File the Monitoring Letter BACKGROUND/DISCUSSION The Department of Housing and Urban Development (HUD) field office staff conducted a Comprehensive Compliance Monitoring Review on the 1st week of May 2016 and at the end of August 2016 for Yolo County Housing (YCH). The review team reviewed various areas of the Agency’s operations and programs including financial management, procurement, purchasing, maintenance, public housing and voucher program compliance. At the conclusion of the compliance review, HUD staff conducted an exit interview with the management team where the items outlined in this correspondence were discussed. HUD congratulated YCH on its on time rent collection, high occupancy percentages and overall compliance. There were no financial findings with the exception of the General Depository Agreement, no program findings, no procurement findings, no maintenance or operations findings. The only finding, was completed and is closed. This related to the requirement for an updated form of the General Depository Agreement, which was brought to the Housing Commission for approval and execution on September 14, 2016, and was subsequently closed by HUD as of October 18, 2016. The final review resulted in five concerns outlined in the letter. These are being addressed as follows. There are no additional items that require Commission approval as all relate to internal operations procedures.


Concern #1: Update to bank reconciliation policy to ensure that the individual(s) who conduct bank reconciliation sign and date reports.

● The bank reconciliation procedure has been updated. Item Complete. Concern #2: YCH did not provide written policies and procedures for writing off tenant accounts.

● Policies are in place such as the Accounts Receivable Write-Off Policy. Staff will provide the Commission approved policy and are also taking this time to update internal procedures prior to sending forward.

Concern #3: Current Procurement Policy Summary refers to position titles that are no longer existent in the organization.

● Update to procurement summary has been completed with current position titles. Concern #4: Lack of formal, written document outlining internal control procedures for the Procurement Policy.

● Staff has a Procedures Flow Chart Summary for Procurement Implementation and the Procurement Summary. Staff is creating an additional internal procedure guideline to accompany the Policy and Flow Chart. This is currently in review.

Concern #5: Currently YCH does not use a Procurement File Checklist which is recommended in the HUD Procurement Handbook.

● Procurement File Checklist has been drafted and is under review. It will be added to all contract/procurement files.

Staff will be providing their response to the concerns by the deadline of December 30, 2016. FISCAL IMPACT: None. CONCLUSION: Staff recommends that the Commission receive and file the correspondence. Attachment: Correspondence from HUD


Consent 7.


InformationSUBJECTReview, Approve and Authorize the CEO to Execute Commercial Lease for 145W. Main Street, Woodland, CA with Dr. Jeffrey P. Robinson (Gillette)

AttachmentsStaff ReportAtt. A. Lease Agreement


Yolo County Housing Lisa A. Baker, Chief Executive Officer 147 W. Main Street Woodland: (530) 662-5428 WOODLAND, CA 95695 Sacramento: (916) 444-8982

TTY: (800) 545-1833, ext. 626 DATE: December 14, 2016 TO: YCH Housing Commission FROM: Lisa A. Baker, CEO

James D. Gillette, Finance Director SUBJECT: Review, Approve and Authorize the CEO to Execute Commercial Lease for

145 W. Main Street, Woodland, CA with Dr. Jeffrey P. Robinson RECOMMENDED ACTIONS: That the Housing Commission review the new commercial lease agreement for the chiropractic office and authorize the CEO to execute the lease, subject to final review and approval by legal counsel. BACKGROUND / DISCUSSION: The current 10 year lease agreement for the chiropractic office in the front of the admin building is set to terminate on January 26, 2017. The tenant in this agreement was actually two doctors who held the property as joint tenants. This agreement contemplated a single five-year option to extend this lease based on mutually agreeable terms by the parties. Unfortunately, one of the joint tenants (Dr. Robert Burk) passed away prior to the end of the lease. As a result, an extension of the lease agreement was not practical. Therefore, a new lease agreement has been negotiated on essentially the same terms and conditions as those the prior lease extension would have provided. The main difference is that the lease is now for a single tenant, includes an additional 5-year extension, and contains a small increase in the amount of security deposit.


Housing Commission December 14, 2016 Page 2

FISCAL IMPACT: In an effort to be conservative, revenue for this lease after its termination was not included in the FY 2016-2017 budget. Therefore, the fiscal impact of this new lease would be to increase revenues for the admin building by approximately $14,000 for the year. CONCLUSION: Staff recommends that the Commission approve the lease and authorize the CEO to execute the final approved version of this lease agreement Attachment: California Commercial Lease Agreement

California Commercial Lease Agreement

This Commercial Lease Agreement ("Lease") is made and effective 12/15/2016 , by and between Housing Authority of the County of Yolo ("Landlord") and Jeffrey P. Robinson ("Tenant").

Landlord is the owner of land and improvements commonly known and numbered as 2,800 sf at 145 W. Main Street, Woodland, CA 95695

THEREFORE, in consideration of the mutual promises herein, contained and other good and valuable consideration, it is agreed:

1. Term.

A. Landlord hereby leases the Leased Premises to Tenant, and Tenant hereby leases the same from Landlord, for an "Initial Lease Term" beginning 1/1/2017 and ending 12/31/2021 . Landlord shall use its best efforts to give Tenant possession as early as possible at the beginning of the Lease term. If Landlord is unable to timely provide the Leased Premises, rent shall abate for the period of delay. Tenant shall make no other claim against Landlord for any such delay. Tenant and Landlord agree to one (1) five (5) year option to extend this Lease at the conclusion of the Initial Lease Term.

2. Rental.

A. Tenant shall pay to Landlord during the Initial Term rental of $34,800 per year, payable in installments of $2,900.00 per month (Base Rent). Each installment payment shall be due in advance on the first day of each calendar month during the lease term to Landlord at 147 W. Main Street, Woodland, CA 95695 or at such other place designated by written notice from Landlord or Tenant. The rental payment amount for any partial calendar months included in the lease term shall be prorated on a daily basis. Commencing with the 13th month, and upon expiration of each 12 months thereafter, rent shall be adjusted according to any increase in the U.S. Consumer Price Index of the Bureau of Labor Statistics of the Department of Labor for All Urban Consumers (“CPI”) for Sacramento (the city nearest the location of the premises), based on the following formula: Base Rent will be multiplied by the most current CPI preceding the first calendar month during which the adjustment is to take effect, and divided by the most recent CPI preceding the Commencement Date. In no event shall any adjusted Base Rent be less than the Base Rent for the month immediately preceding the adjustment. If the CPI is no longer published, then the adjusted Base Rent shall be based on an alternate index that most closely reflects the CPI.

3. Use

Leased Premises for the sole use as a chiropractic office . Notwithstanding the forgoing, Tenant shall not use the Leased Premises for the purposes of storing, manufacturing or selling any explosives, flammables or other inherently dangerous substance, chemical, thing or device.

4. Sublease and Assignment.

Tenant shall not sublet or encumber all or any part of the Leased Premises, or assign or transfer this Lease or any interest in it, without prior written consent of Landlord, such consent not to be

unreasonably withheld or delayed. Unless such consent is obtained, any subletting, assignment, transfer, or encumbrance of the premises, agreement, or tenancy, by voluntary act of Tenant, operations of law, or otherwise, shall be null and void, and, at the option of Landlord, terminate this agreement. Any proposed sublessee, assignee, or transferee shall submit to Landlord an application and credit information for Landlord’s approval, and, if approved, sign a separate written agreement with Landlord and Tenant. Landlord’s consent to any one sublease, assignment, or transfer, shall not be construed as consent to any subsequent sublease, assignment, or transfer, and does not release Tenant of Tenant’s obligation under this Lease.

5. Repairs and Maintenance.

During the Lease term, Tenant shall make, at Tenant's expense, all necessary repairs to the Leased Premises. Repairs shall include such items as routine repairs of floors, walls, ceilings, or major mechanical systems, subject to the obligations of the parties otherwise set forth in this Lease. Tenant shall professionally maintain the Premises including hearing, air conditioning, electrical, plumbing and water systems, if any, and keep glass, windows and doors in operable and safe condition. If tenant fails to maintain the Leased Premises, Landlord may contract for or perform such maintenance, and charge Tenant for Landlord’s cost. Landlord shall maintain the Roof, foundation, exterior walls, common areas, landscaping, and fire suppression system.

6. Alterations and Improvements.

Tenant, at Tenant's expense, shall have the right following Landlord's consent to remodel, redecorate, and make additions, improvements and replacements of and to all or any part of the Leased Premises from time to time as Tenant may deem desirable, provided the same are made in a workmanlike manner and utilizing good quality materials. Tenant shall have the right to place and install personal property, trade fixtures, equipment and other temporary installations in and upon the Leased Premises, and fasten the same to the premises. All personal property, equipment, machinery, trade fixtures and temporary installations, whether acquired by Tenant at the commencement of the Lease term or placed or installed on the Leased Premises by Tenant thereafter, shall remain Tenant's property free and clear of any claim by Landlord. Tenant shall have the right to remove the same at any time during the term of this Lease provided that all damage to the Leased Premises caused by such removal shall be repaired by Tenant at Tenant's expense.

7. Property Taxes.

Landlord shall pay, prior to delinquency, all general real estate taxes and installments of special assessments coming due during the Lease term on the Leased Premises, and all personal property taxes with respect to Landlord's personal property, if any, on the Leased Premises. Tenant shall be responsible for paying all personal property taxes with respect to Tenant's personal property at the Leased Premises.

8. Insurance .

A. If the Leased Premises or any other part of the Building is damaged by fire or other casualty resulting from any act or negligence of Tenant or any of Tenant's agents, employees or invitees, rent shall not be diminished or abated while such damages are under repair, and Tenant shall be responsible for the costs of repair not covered by insurance.

B. Landlord shall maintain fire and extended coverage insur ance on the Building and the Leased Premises in such amounts as Landlord shall deem appropriate. Tenant shall be responsible, at its

expense, for fire and extended coverage insurance on all of its personal property, including removable trade fixtures, located in the Leased Premises.

C. Tenant and Landlord shall, each at its own expense, maintain a policy or policies of comprehensive general liability insurance with respect to the respective activities of each in the Building with the premiums thereon fully paid on or before due date, issued by and binding upon some insurance company approved by Landlord, such insurance to afford minimum protection of not less than $2,000,000 combined single limit coverage of bodily injury, property damage or combination thereof. Landlord shall be listed as an additional insured on Tenant's policy or policies of comprehensive general liability insurance, and Tenant shall provide Landlord with current Certificates of Insurance evidencing Tenant's compliance with this Paragraph. Tenant shall obtain the agreement of Tenant's insurers to notify Landlord that a policy is due to expire at least (10) days prior to such expiration. Landlord shall not be required to maintain insurance against thefts within the Leased Premises or the Building. Tenant should consider obtaining a commercial renters policy to cover any loss of personal property that is not covered by Landlord’s property policy.

9. Utilities.

Tenant shall pay all charges for gas, electricity, telephone and other services and utilities used by Tenant on the Leased Premises during the term of this Lease unless otherwise expressly agreed in writing by Landlord. In the event that any utility or service provided to the Leased Premises is not separately metered, Landlord shall pay the amount due and separately invoice Tenant for Tenant's pro rata share of the charges. Tenant shall pay such amounts within fifteen (15) days of invoice. Tenant acknowledges that the Leased Premises are designed to provide standard office use electrical facilities and standard office lighting. Tenant shall not use any equipment or devices that utilizes excessive electrical energy or which may, in Landlord's reasonable opinion, overload the wiring or interfere with electrical services to other tenants.

10. Signs.

Following Landlord's consent, Tenant shall have the right to place on the Leased Premises, at locations selected by Tenant, any signs which are permitted by applicable zoning ordinances and private restrictions. Landlord may refuse consent to any proposed signage that is in Landlord's opinion too large, deceptive, unattractive or otherwise inconsistent with or inappropriate to the Leased Premises or use of any other tenant. Landlord shall assist and cooperate with Tenant in obtaining any necessary permission from governmental authorities or adjoining owners and occupants for Tenant to place or construct the foregoing signs. Tenant shall repair all damage to the Leased Premises resulting from the removal of signs installed by Tenant.

11. Entry.

Landlord shall have the right to enter upon the Leased Premises at reasonable hours to inspect the same, provided Landlord shall not thereby unreasonably interfere with Tenant's business on the Leased Premises.

12. Parking.

During the term of this Lease, Tenant shall have the non -exclusive use in common with Landlord, other tenants of the Building, their guests and invitees, of the non -reserved common automobile parking areas, driveways, and footways, subject to rules and regulations for the use thereof as prescribed from time to time by Landlord and eight (8) reserved vehicle parking spaces fronting Main Street. The right to parking is included in the Base Rent charged. Landlord reserves the right to designate a dd i t i o n a l parking areas within the Building or in reasonable proximity thereto, for Tenant and Tenant's agents and employees.

13. Building Rules.

Tenant will comply with the rules of the Building adopted and altered by Landlord from time to time and will cause all of its agents, employees, invitees and visitors to do so; all changes to such rules will be sent by Landlord to Tenant in writing. The initial rules for the Building are attached hereto as Exhibit "A" and incorporated herein for all purposes.

14. Damage and Destruction.

Subject to Section 8 A. above, if the Leased Premises or any part thereof or any appurtenance thereto is so damaged by fire, casualty or structural defects that the same cannot be used for Tenant's purposes, then Tenant shall have the right within ninety (90) days following damage to elect by notice to Landlord to terminate this Lease as of the date of such damage. In the event of minor damage to any part of the Leased Premises, and if such damage does not render the Leased Premises unusable for Tenant's purposes, Landlord shall promptly repair such damage at the cost of the Landlord. In making the repairs called for in this paragraph, Landlord shall not be liable for any delays resulting from strikes, governmental restrictions, inability to obtain necessary materials or labor or other matters which are beyond the reasonable control of Landlord. Tenant shall be relieved from paying rent and other charges during any portion of the Lease term that the Leased Premises are inoperable or unfit for occupancy, or use, in whole or in part, for Tenant's purposes . Rentals and other charges paid in advance for any such periods shall be credited on the next ensuing payments, if any, but if no further payments are to be made, any such advance payments shall be refunded to Tenant. The provisions of this paragraph extend not only to the matters aforesaid, but also to any occurrence which is beyond Tenant's reasonable control and which renders the Leased Premises, or any appurtenance thereto, inoperable or unfit for occupancy or use, in whole or in part, for Tenant's purposes.

15. Default.

If default shall at any time be made by Tenant in the payment of rent when due to Landlord as herein provided, and if said default shall continue for fifteen (15) days after written notice thereof shall have been given to Tenant by Landlord, or if default shall be made in any of the other covenants or conditions to be kept, observed and performed by Tenant, and such default shall continue for thirty (30) days after notice thereof in writing to Tenant by Landlord without correction thereof then having been commenced and thereafter diligently prosecuted, Landlord may declare the term of this Lease ended and terminated by giving Tenant written notice of such intention, and if possession of the Leased Premises is not surrendered, Landlord may reenter said premises. Landlord shall have, in addition to the remedy above provided, any other right or remedy available to Landlord on account of any Tenant default, either in law or equity. Landlord shall use reasonable efforts to mitigate its damages.

16. Quiet Possession.

Landlord covenants and warrants that upon performance by Tenant of its obligations hereunder, Landlord will keep and maintain Tenant in exclusive, quiet, peaceable and undisturbed and uninterrupted possession of the Leased Premises during the term of this Lease.

17. Condemnation.

If any legally, constituted authority condemns the Building or such part thereof which shall make the Leased Premises unsuitable for leasing, this Lease shall cease when the public authority takes possession, and Landlord and Tenant shall account for rental as of that date. Such termination shall be without prejudice to the rights of either party to recover compensation from the condemning authority for any loss or damage caused by the condemnation. Neither pa rty

shall have any rights in or to any award made to the other by the condemning authority.

18. Subordination.

Tenant accepts this Lease subject and subordinate to any mortgage, deed of trust or other lien presently existing or hereafter arising upon the Leased Premises, or upon the Building and to any renewals, refinancing and extensions thereof, but Tenant agrees that any such mortgagee shall have the right at any time to subordinate such mortgage, deed of trust or other lien to this Lease on such terms and subject to such conditions as such mortgagee may deem appropriate in its discretion. Landlord is hereby irrevocably vested with full power and authority to subordinate this Lease to any mortgage, deed of trust or other lien now existing or hereafter placed upon the Leased Premises of the Building, and Tenant agrees upon demand to execute such further instruments subordinating this Lease or attorning to the holder of any such liens as Landlord may request. In the event that Tenant should fail to execute any instrument of subordination herein required to be executed by Tenant promptly as requested, Tenant hereby irrevocably constitutes Landlord as its attorney -in -fact to execute such instrument in Tenant's name, place and stead, it being agreed that such power is one coupled with an interest. Tenant agrees that it will from time to time upon request by Landlord execute and deliver to such persons as Landlord shall request a statement in recordable form certifying that this Lease is unmodified and in full fo rce and effect (or if there have been modifications, that the same is in full force and effect as so modified), stating the dates to which rent and other charges payable under this Lease have been paid, stating that Landlord is not in default hereunder (or if Tenant alleges a default stating the nature of such alleged default) and further stating such other matters as Landlord shall reasonably require.

19. Security Deposit.

Tenant agrees to pay landlord the amount of $3,000 as security deposit. The Security Deposit shall be held by Landlord without liability for interest and as security for the performance by Tenant of Tenant's covenants and obligations under this Lease, it being expressly understood that the Security Deposit shall not be considered an advance payment of rental or a measure of Landlord's damages in case of default by Tenant. Unless otherwise provided by mandatory non-waivable law or regulation, Landlord may commingle the Security Deposit with Landlord' s other funds. Landlord may, from time to time, without prejudice to any other remedy, use the Security Deposit to the extent necessary to make good any arrearages of rent or to satisfy any other covenant or obligation of Tenant hereunder. Following any such application of the Security Deposit, Tenant shall pay to Landlord on demand the amount so applied in order to restore the Security Deposit to its original amount. If Tenant is not in default at the termination of this Lease, the balance of the Security Deposit remaining after any such application shall be returned by Landlord to Tenant. If Landlord transfers its interest in the Premises during the term of this Lease, Landlord may assign the Security Deposit to the transferee and thereafter shall have no further liability for the return of such Security Deposit.

20. Notice .

Any notice required or permitted under this Lease shall be deemed sufficiently given or served if sent by United States certified mail, return receipt requested, addressed as follows:

If to Landlord to:

Lisa A. Baker CEO, Yolo County Housing 147 W. Main Street Woodland, CA 95695 (530) 669-2219 If to Tenant to:

Jeffrey P. Robinson, DC 145 W. Main Street Woodland, CA 95695 (530) 668-5577 Landlord and Tenant shall each have the right from time to time to change the place notice is to be given under this paragraph by written notice thereof to the other party.

21. Brokers. Tenant represents that Tenant was not shown the Premises by any real estate broker or agent and that Tenant has not otherwise engaged in, any activity which could form the basis for a claim for real estate commission, brokerage fee, finder's fee or other similar charge, in connection with this Lease.

22. Waiver.

No waiver of any default of Landlord or Tenant hereunder shall be implied from any omission to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect any default other than the default specified in the express waiver and that only for the time and to the extent therein stated. One or more waivers by Landlord or Tenant shall not be construed as a waiver of a subsequent breach of the same covenant, term or condition.

23. Memorandum of Lease .

The parties hereto contemplate that this Lease should not and shall not be filed for record, but in lieu thereof, at the request of either party, Landlord and Tenant shall execute a Memorandum of Lease to be recorded for the purpose of giving record notice of the appropriate provisions of this Lease.

24. Headings.

The headings used in this Lease are for convenience of the parties only and shall not be considered in interpreting the meaning of any provision of this Lease.

25. Successors.

The provisions of this Lease shall extend to and be binding upon Landlord and Tenant and their respective legal representatives, successors and assigns.

26. Consent.

Landlord shall not unreasonably withhold or delay its consent with respect to any matter for which Landlord's consent is required or desirable under this Lease.

27. Performance .

If there is a default with respect to any of Landlord's covenants, warranties or representations under this Lease, and if the default continues more than fifteen (15) days after notice in writing from Tenant to Landlord specifying the default, Tenant may, at its option and without affecting any other remedy hereunder, cure such default and deduct the cost thereof from the next accruing installment or installments of rent payable hereunder until Tenant shall have been fully reimbursed for such expenditures, together with interest thereon at a rate equal to the lessor of twelve percent (12%) per annum or the then highest lawful rate. If this Lease terminates prior to Tenant's receiving full reimbursement, Landlord shall pay the unreimbursed balance plus accrued interest to Tenant on demand.

28. Compliance with Law .

Tenant shall comply with all laws, orders, ordinances and other public requirements now or hereafter pertaining to Tenant's use of the Leased Premises. Landlord shall comply with all laws, orders, ordinances and other public requirements now or hereafter affecting the Leased Premises. 29. Final Agreement.

This Agreement terminates and supersedes all prior understandings or agreements on the subject matter hereof. This Agreement may be modified only by a further writing that is duly executed by both parties.

30. Governing Law.

This Agreement shall be governed, construed and interpreted by, through and under the Laws of the State of California.

31. Dispute Resolution.

A. MEDIATION: Tenant and landlord agree to mediate any dispute or claim arising between them

out of this agreement, or any resulting transaction, before resorting to arbitration or court action, subject to paragraph 31B below. Paragraphs 31B(2) and 31B(3) apply whether or not the arbitration provision is initiated. Mediation fees, if any, shall be divided equally among the parties involved. If for any dispute or claim to with this paragraph applies, if any party commences an action without first attempting to resolve the matter through mediation, or refuses to mediate after the request has been made, then that party shall not be entitled to recover

attorney fees, even if they would otherwise be available to that party in any such action. THIS MEDIATION PROVISION APPLIES WHETHER OR NOT THE ARBITRATION PROVISION IS INITIALED.

B. ARBITRATION OF DISPUTES: (1) Tenant and Landlord agree that any dispute or claim in Law or equity arising between them out of this Lease or any resulting transaction, which is not settled through mediation, shall be decided by neutral, binding arbitration, including and subject to paragraphs 31B(2) and 31B(3) below. The arbitrator shall be a retired judge or justice, or an attorney with at least 5 years of real estate transactional law experience, unless the parties mutually agree to a different arbitrator, who shall render an award in accordance with substantive California Law. In all other respects, the arbitration shall be conducted in accordance with Part II, Title 9 of the California Code of Civil Procedure. Judgment upon the award of the arbitrator(s) may be entered in any court having jurisdiction. The parties shall have the right of discovery in accordance with Code of Civil Procedure 1283.05. (2) EXCLUSIONS FROM MEDIATION AND ARBITRATION: The following matters are excluded from Mediation and Arbitration hereunder: (i) a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage, or installment land sale contract as defined in Civil Code 2985; (ii) an unlawful detainer action; (iii) the filing or enforcement of a mechanic’s lien; and (iv) any matter that is within the jurisdiction of a probate, small claims, or bankruptcy court. The filing of a court action to enable the recording of a notice of pending action, for order of attachment, receivership, injunction, or other provisional remedies, shall not constitute a violation of the mediation and arbitration provisions. (3) BROKERS: Tenant and Landlord agree to mediate and arbitrate disputes or claims involving either or both Brokers, provided either or both Brokers shall have agreed to such mediation or arbitration, prior to, or within a reasonable time after the dispute or claim is presented to Brokers. Any election by either or both Brokers to participate in mediation or arbitration shall not result in Brokers being deemed parties to the agreement.

“NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DIPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTUORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARVITRATION PROVISION IS VOLUNTARY.” “WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE “ARBITRATION OF DISPUTES’ PROVISION TO NEUTRAL ARBITRATION.”

Tenant’s Initials _____/_____ Landlord’s Initials _____/_____

IN WITNESS WHEREOF, the parties have executed this Lease as of the day and year first above written. Landlord: Housing Authority of the County of Yolo

Lisa A. Baker, CEO Tenant:

Jeffrey P. Robinson

Consent 8.


InformationSUBJECTReceive and File Staff Report Regarding HUD’s Small Area Fair Market Rent Rule(SAFMR) and Potential Impacts to the Housing Choice Voucher Program andRental Markets (information only) (Holt, Jimenez-Perez)

AttachmentsStaff Report



TTY: (800) 545-1833, ext. 626

DATE: December 14, 2016 TO: YCH Housing Commission FROM: Lisa A. Baker, CEO PREPARED BY: Janis Holt, General Director SUBJECT: Receive and File Staff Report on HUD Small Area Fair Market

Rent Rule (SAFMR) and Potential Impacts to the HCV and Rental Markets

RECOMMENDED ACTION

That the Housing Commission: 1. Receive and File Report from CEO on HUD Small Area Fair Market Rent Rule

(SAFMR) BACKGROUND/DISCUSSION Effective January 17, 2017, HUD’s final rule for the Small Area Fair Market Rents (SAFMR) will apply to the Housing Choice Voucher (HCV) in certain metropolitan areas. The proposed Sacramento--Roseville--Arden-Arcade metropolitan area will include Yolo County (which will no longer have its own MSA) and was selected for required implementation of the SAFMR. There are five (5) areas in California that will be required to use the SAFMR - all other areas have the option to continue with their current MSA and Fair Market Rents or to use the SAFMR at their discretion. According to the regulation, the final rule is supposed to “establish a more effective means for HCV tenants to move into areas of higher opportunity and lower poverty by providing the tenants with subsidy adequate to make such areas accessible and reduce the number of voucher families that reside in areas of high poverty concentration. The result of determining rents on the basis of an entire metropolitan area is that a voucher subsidy may be too high or may be too low to cover rent in a given neighborhood”. The SAFMR provides that in lieu of determining rents based on an entire metropolitan area, rents will be determined on the basis of ZIP codes for those selected metropolitan areas. The selection of the SAFMR was based on the criteria of the MSA: 2,500+ vouchers under lease; the standard quality rental stock of the area where the SAFMR is more than 110% of the metropolitan FMR; and the percentage of voucher holders living in concentrated low income areas relative to all renters within these areas over the


entire MSA exceeds a specified threshold. Sacramento--Roseville--Arden-Arcade MSA was one of twenty-four (24) areas selected across the country and is required to use the Small Area FMR’s. The SAFMR does not take into consideration rural regional variation. During the comment period, several PHA’s provided input to HUD, including YCH. As a result of those comments, the final rule incorporated the following revisions to the final rule:

1. Provide PHA’s with Option to Hold Tenants under HAP Contract Harmless - Consistent with the Housing Opportunity Through Modernization Act (HOTMA), PHA’s have the option to hold families under a current (HAP) contract harmless from payment standard reductions that are currently required at the family’s 2nd annual recertification if the family’s payment standard falls outside the basic rate as a result of a decrease in localized fair market rent.

2. Provide Flexibility in Payment Standard Reduction - Should a PHA choose not to hold the payment standard at its current level for families under HAP contract in an area experiencing a payment standard reduction, the PHA may set the payment standard for families that remain under HAP contract at any amount between the current payment standard and new normally applicable payment standard amount, and may further reduce payment standards gradually over time.

3. Ensuring Sufficient Available Units in Transition to Small Area FMR’s - Limits the annual decrease in Small Area FMRs to no more than 10% of the area’s FMR in the prior fiscal year to ensure that a suitable amount of units remain available during the transition.

4. Consideration of Vacancy Rates When Calculating SAFMR’s - The final rule added that those localized areas (zip code) that experience vacancy rates of 4% or lower will be exempt from Small Area FMR.

5. Treatment of Project-Based Vouchers (PBV’s) - The final rule exempts all current and future PBV’s from the SAFMR at this time.

Due to the complexity of the implementation of the Small Area FMR’s, there will be an increased administrative burden to YCH. The final rule added changes to the exception payment standard requirements, timing of transition to the new FMR’s and increased rent reasonableness trigger from 5% to 10% in order to address this increased burden, but staff are uncertain how much reduced impact will actually occur. The SAFMR is advisory only in 2017 and is expected to be required in 2018. The timing of transition to the new FMR’s will be three (3) months from the date when the new FMR’s go into effect in which to update payment standards. Once established, the new FMR’s and Payment Standards will be presented to the Commission for approval. In the initial evaluation of the YCH portfolio, cities that would be most impacted would be West Sacramento and Woodland. A snapshot of those impacts are:


● West Sacramento - 693 HAP contracts. Zip code 95605 shows 93% of the gross rents for 1 and 2 bedroom units and 83% of 3 bedroom units under lease are higher than the SAFMR.

● Woodland - 448 HAP contracts. Zip code 95695 shows 94% of gross rents for 1 bedroom units, 95% of 2 bedroom units and 89% of 3 bedroom units under lease are higher than the SAFMR. Zip code 95776 shows 60% of 1 bedroom, 35% of 2 bedroom units, and 11% of 3 bedroom units are higher than the SAFMR.

● Davis - 336 HAP contracts. The SAFMR is higher than the current FMR in the 95618 zip code. Although the SAFMR is lower than our current FMR for 95616, staff believe that the impact in the Davis area will be minimal.

● Winters - 4 HAP contracts. SAFMR is higher for 1 bedroom units only, all other size units are lower than the current FMR.

● Unincorporated - SAFMR is lower for all bedroom sizes with the greatest impact to 2 bedroom units.

Staff will continue to evaluate the potential impacts to our tenants and landlords for this rule and seek the Commissioners support in the implementation of tenant protections such as the hold harmless for all current HAP contracts. HUD is expected to issue implementation guidance and provide additional information and support during this fiscal year. Staff will bring present updates and seek guidance from the Housing Commission during the SAFMR implementation process. FISCAL IMPACT: Potential fiscal impact during and after implementation of the rule due to increased administrative cost burden. Potential fiscal impact over time due to potential lost participation of units in the market place. CONCLUSION: Information item only.


Consent 9.


InformationSUBJECTReview and Approve Position Description and Salary Range for ManagementAnalyst Position (Holt)

AttachmentsStaff ReportAtt. A. Position Description



TTY: (800) 545-1833, ext. 626

DATE: December 14, 2016 TO: YCH Housing Commission FROM: Lisa A. Baker, CEO PREPARED BY: Janis Holt, General Director SUBJECT: REVIEW AND APPROVE POSITION DESCRIPTION AND

SALARY RANGE FOR MANAGEMENT ANALYST RECOMMENDED ACTION

That the Housing Commission approves the position description and salary range for the Management Analyst position. BACKGROUND/DISCUSSION With over 66 years of experience providing housing and infrastructure development and management throughout the jurisdiction, Yolo County Housing (YCH) has continued to partner with private and public partners in collaboration to provide housing and community development in a service-enriched environment. Through these agreements, we have been able to assist our government partners with grants management (such as HOME and CDBG), affordable housing development, home ownership strategies, NEPA environmental requirements, labor compliance, inspection services and contract monitoring.YCH has been able to build and diversify functions in their grants management division by providing grant management and compliance services to the County of Yolo and the City of Winters. In order to meet the deliverables in these agreements, the Commission approved the position description and salary range for the Senior Management Analyst in August 2014. In accordance with past and current practices as outlined above, YCH proposes to enter into an inter-governmental agreement with the City of Davis to provide affordable housing and grant services. As a result of the expansion of our services in this division, YCH needs to add an additional Management Analyst to the organizational chart (draft position description attached). As is the case with this classification, this is an exempt, confidential position. Since this is not a senior position (i.e. such as Senior Management Analyst) Staff conducted a salary review for comparable positions in areas with similar demographics.


Position descriptions and salaries were reviewed for such positions in the local area as follows:

● Administrative Analyst I, City of West Sacramento, $59,508 - $72, 324 ● Management Analyst I, City of Woodland, $60,328 - $73,329 ● Associate Management Analyst, County of Yolo, $56,781 - $69,015 ● Management Analyst, County of Yolo, $64,996 - $78,991 ● Management Analyst, Sacramento Housing and Redevelopment Agency,

$63,285 - $91,669 ● Management Analyst, County of Butte, $54,350 - $72,841 ● Administrative Analyst I, County of Sutter, $57,867 - $79,206

Average entry level salary based on the salary survey is $59,587; the median entry level salary is $59,508. Staff recommends the median entry level salary of $59,508 with the five step scale as presented below. Position Step 1 Step 2 Step 3 Step 4 Step 5

Management Analyst $59,508 $62,483 $65,607 $68,888 $72,332 FISCAL IMPACT The position will be funded through existing and new intergovernmental agreements with our partners and through future expansion of our programs. CONCLUSION Staff recommends that the Housing Commission approve the position description and salary range for Management Analyst. Attachment: Management Analyst Position Description


YOLO COUNTY HOUSING MANAGEMENT ANALYST Confidential - Exempt

MANAGEMENT ANALYST

Class specifications are intended to present a description list of the range of duties performed by employees in the class. Specifications are not intended to reflect all duties performed within the job. DEFINITION Under general direction, performs a variety of complex administrative studies and analysis in support of assigned department including those requiring a strong level of expertise in a specific area; ensures compliance of agency contracts and agreements with federal, state, and local laws; responsible for timely and accurate federal, state, and local reporting; create analytical, statistical and narrative reports. SUPERVISION RECEIVED AND EXERCISED Receives direction from the Senior Management Analyst and/or the Finance Director and serves at the will of the Chief Executive Officer. ESSENTIAL FUNCTION STATEMENTS Essential and other important responsibilities and duties may include, but are not limited to, the following: Grants Management Functions 1. Perform analytical studies of policies, procedures, organization operations, services,

finances and procedural matters 2. Advise and assist department head and management staff in fiscal, organizational

and procedural matters. 3. Research and analyze laws, policies and other regulatory requirements and

changes. 4. Plan and conduct special studies and projects. 5. Evaluate priority of assignments and projects to ensure follow up and completion

through workload planning and scheduling. 6. Researches, develops, reviews and prepares grant applications including monitoring

existing programs for compliance with regulations..


Management Analyst Page 1

7. Compiles materials and prepares and/or assists in the preparation of reports,

manuals and publications. 8. Review legal contracts and documents and submit revisions. 9. Serve as the administrative program specialist on grant funding such as CDBG and

HOME funds. Compliance Functions 1. Ensure strict compliance of agency programs with Federal and State guidelines and

regulations. 2. Responsible for the compilation , preparation and submission of assigned reports to

federal, state, and/or local authorities in a timely and accurate manner. 3. Provide quality control and conduct quality control tests, such as inspections,

HOME, portfolio management for the department as required by HUD or other funding partner. Prepare certification documents as required.

4. Maintains various department records and statistics. Common Essential Functions 1. Confer and serve as liaison between departments and with other agencies. 2. In accordance with Government Code 3100, perform the duties as disaster services

worker as assigned in the event of a declared disaster or state of emergency by the Yolo County Housing CEO, Yolo County OES and/or the State of California DHS.

3. Perform all duties in a safe and conscientious manner following the YCH Injury

Illness and Prevention Guidelines, reporting all injuries within 24 hours to your supervisor or member of the management team; reporting any safety concerns to your supervisor, member of the management team, or member of the YCH safety committee.

4. Abide by the YCH Risk Control Policy Statement assuring the highest level of safety

and well being of residents, tenants, employees, volunteers and visitors, abiding by all applicable laws and regulations which govern the health and safety of all, and employing risk control methods where feasible to prevent and control losses. Report any observed or reported health, safety, and risk concerns to your supervisor, a member of the management team, or member of the YCH risk control committee.



5. Perform other related duties as assigned. QUALIFICATIONS Knowledge of: ● Principles and practices of grant writing, grant management, and grant reporting to

local, state or federal funding sources. ● Principles and practices of program compliance and administration. ● Principles and practices of government financing and budgeting. ● Purposes, functions and organization of local governmental agencies and the

functioning of their governing boards. ● Pertinent Federal, State, and local codes, laws, and regulations. Ability to: ● Prepare, review, and present clear and concise reports and correspondence. ● Devise and implement innovative approaches to maximize efficiencies. ● Establish and maintain effective working relationships with those contacted in the

course of work. ● Communicate clearly and concisely, both orally and in writing. ● Operate a personal computer using various applications and related programs,

including standard, as well as proprietary software. ● Deal diplomatically and sensitively with clients, other agency representatives, and

the general public. . ● Maintain confidentiality. ● Interpret and apply agency policies, rules and regulations. ● Interpret and apply Federal, State, and local policies, laws and regulations. ● Drive from site to site.



Experience and Training Guidelines Any combination of experience and training that would likely provide the required knowledge and abilities is qualifying. A typical way to obtain knowledge and abilities would be: Experience: ● Two years of housing and/or community development experience or grant writing

with government grants management experience. Ideal candidate will have at least two (2) years in a public housing authority, community development agency or non-profit.

● Demonstrated proficiency in preparation of spreadsheets and narrative reports. Education: ● Bachelor’s degree from an accredited college or university with major course work in

housing/community development, business administration, non profit administration or a related field is required. Masters degree a plus, or

● An Associate’s degree with three years experience in a public housing authority or

governmental or nonprofit housing or community development agency may be substituted for the Bachelor’s degree.

Physical Demands: Essential functions may require maintaining physical condition necessary for sitting or standing for prolonged periods of time in both indoor office and external housing environment. Have the hand strength and manual dexterity to operate keyboard equipment. Must be able to stretch, bend, and lift up to 25 pounds and climb stairs. Reasonable accommodations for physical requirements will be considered and made on a case-by-case basis. Requests for reasonable accommodations can be made to the Chief Executive Officer or designee. Special Requirements: ● Must have access to an automobile or other means of transportation, when and if

required to travel on YCH business. ● Must possess current automobile insurance in accordance with California law and, a

valid California driver’s license, including a driving record acceptable to the YCH insurance company.



● Must be insurable by YCH insurance carriers. ● Provide required proof of legal right to work in the United States. ● Public employees under Government Code 3100-3109 are required to perform

duties as disaster service workers in the event of a natural, man-made, or war-caused emergency. To prepare for this service, employees in this classification code are required to complete, at a minimum, NIMS 100 Certification within their first year of employment.

Yolo County Housing is an equal opportunity employer.




InformationSUBJECTConsider Appointment of an Ad Hoc Fundraising Subcommittee (Brock, Baker)




TTY: (800) 545-1833, ext. 626 DATE: December 14, 2016 TO: Housing Commission

FROM: Lisa A. Baker, Chief Executive Officer PREPARED BY: Colleen Brock, Senior Management Analyst

SUBJECT: CONSIDER APPOINTMENT OF AN AD HOC FUNDRAISING

COMMITTEE RECOMMENDED ACTIONS: It is recommended that the Housing Commission:

1. Appoint and Approve an Ad Hoc Fundraising Committee 2. Authorize CEO to convene Fundraising Committee

BACKGROUND/DISCUSSION In 2010, the YCH Board of Commissioners passed a resolution authorizing the CEO to apply for a $1,666,366 federal grant via CFCF funding which would allow YCH to build a community building at Yolano Donnelly to provide a location for much needed adult education and job training services for the residents and the community. The proposed structure would be 6,000 square feet, single story, green and energy efficient, and fully ADA accessible. The facility could hold up to 200 people. Plans included two offices and two storage areas for use by partner agency staff for the provision of services to residents, 20 computer stations set up in two computer labs with internet and online classroom access, large kitchen area which will be used for nutrition and healthy cooking courses as well as a break room area, and shop/classroom area that would be


Page 2

easily converted into a job training classroom to prepare residents for competitive jobs in the future economy. Unfortunately the grant was not funded and other grant funding opportunities have been scarce. YCH was successful in receiving CDBG funds from the City of Woodland to help with the planning, drawings and site preparation; however, the project still requires funding for construction. Because of this, staff recommends that the Housing Commission create an Ad Hoc Committee to help see this staff through an ambitious capital campaign to raise the approximately $2,000,000 in necessary funding. Based on staff’s fundraising experience, a Capital Campaign of this size traditionally requires approximately 2 years to meet successfully meet all project goals. FISCAL IMPACT There is no fiscal impact to creating the Ad Hoc Committee, but there may be fiscal impact to implementing a Capital Campaign. Total expenses over the fundraising period could total approximately $30,000 for design, printing, postage, compiling donor lists, mileage and staff time - although no budget has been set at this time. Possible funding could come from Community and Foundation grants, governmental grants, businesses, community donors and granting of naming rights. CONCLUSION YCH has the opportunity to provide much needed services to our residents, our voucher residents and other rental units, as well as to the community of Woodland and surrounding Yolo County in an area where few services currently exist. The creation of the Ad Hoc Fundraising Committee is the first step to seeing this dream come true. Attachments: None



InformationSUBJECTReview and Approve Date for January Commission Meeting (Baker)



Yolo County Housing Lisa A. Baker, Chief Executive Officer 147 W. Main Street Woodland: (530) 662-5428 WOODLAND, CA 95695 Sacramento: (916) 444-8982 TTY: (800) 545-1833, ext. 626

DATE: December 14, 2016

TO: YCH Housing Commission

FROM: Lisa A. Baker, CEO

SUBJECT: Review and Approve Date and Time of January meeting

RECOMMENDED ACTIONS:

Staff recommends that the Housing Commission Review and Approve a date and time for the January meeting and authorize the CEO to bring back a proposed annual calendar.

BACKGROUND / DISCUSSION

YCH is required to meet at regular times. According to the by-laws of the YCH at “Article III – Meetings,” the Authority is required to hold an annual meeting. Staff proposes that the Commission select mutually agreeable dates for the meetings. For 2016, meetings have been held the 2nd or 3rd Wednesday of the month at 4 p.m.

At this time, not all the proposed meeting and travel schedules are available for 2017. As a result, staff offers the following alternatives for the Commission to choose from for the January meeting and will bring back a proposed calendar for the remainder of 2017 at the January meeting. Possible dates and times in January:

• Wednesday, January 18, 2017 at 4:00 (the regular meeting date)

• Wednesday, January 25, 2017 at 4:00

FISCAL IMPACT

No fiscal impact. Meeting at regular times will keep YCH in compliance with the requirements of its funding partners and will allow YCH to conduct business and make required reporting submissions on a timely basis.

CONCLUSION

In accordance with the Authority’s by-laws, current practice and the needs of YCH, staff proposes that the Housing Commission select a date for the January 2017 meeting.


NEW HOPE COMMUNITY DEVELOPMENT CORPORATION

AGENDA

December 14, 2016

NEW HOPE COMMUNITY DEVELOPMENT CORPORATION

BOARD OF SUPERVISORS CHAMBERS625 COURT STREET, ROOM 206WOODLAND, CALIFORNIA 95695

LISA A. BAKEREXECUTIVE DIRECTOR

HOPE WELTONAGENCY COUNSEL

Reminder: Please turn off cell phones.

4:00 P.M. CALL TO ORDER

1. Consider approval of the agenda. 2. Public Comment: Opportunity for members of the public to address the New Hope Development Corporation on

subjects not otherwise on the agenda relating to New Hope Development Corporation business. The Boardreserves the right to impose a reasonable limit on time afforded to any topic or to any individual speaker.

CONSENT AGENDA

3. Approval of Minutes from the meeting of October 26, 2016

REGULAR AGENDA

4. Review and Approve Proposed Rent Increase for Cottonwood Meadows

ADJOURNMENT

Next meeting to be determined I declare under penalty of perjury that the foregoing agenda was posted December 9, 2016 by 5:00 p.m. at the following places:

On the bulletin board at the east entrance of the Erwin W. Meier Administration Building, 625 Court Street, Woodland,California; and

On the bulletin board outside the Board of Supervisors Chambers, Room 206 in the Erwin W. Meier AdministrationBuilding, 625 Court Street, Woodland, California; and

On the bulletin board of Yolo County Housing, 147 West Main Street, Woodland, California.

I declare under penalty of perjury that the foregoing agenda will be posted no later than by December 9, 2016 by 5:00 p.m. asfollows:

On the Yolo County website: www.yolocounty.org.

Julie Dachtler, ClerkNew Hope Development Corporation

http://www.yolocounty.org

NOTICEIf requested, this agenda can be made available in appropriate alternative formats to persons with a disability, as requiredby Section 202 of the Americans with Disabilities Act of 1990 and the Federal Rules and Regulations adopted inimplementation thereof. Persons seeking an alternative format should contact the Clerk of the Board for further information.In addition, a person with a disability who requires a modification or accommodation, including auxiliary aids or services, inorder to participate in a public meeting should telephone or otherwise contact the Clerk of the Board as soon as possibleand at least 24 hours prior to the meeting. The Clerk of the Board may be reached at (530) 666-8195 or at the following address:

Clerk of the New Hope Development Corporation625 Court Street, Room 204

Woodland, CA 95695

Consent 3.

New HopeMeeting Date: 12/14/2016

InformationSUBJECTApproval of Minutes from the meeting of October 26, 2016

AttachmentsAtt. A. Minutes


New Hope Community Development CorporationYolo County, California

October 26, 2016

MINUTES

The New Hope Community Development Corporation met on the 26th day of October, 2016, in regular session inits Chambers in the Erwin W. Meier Administration Building, 625 Court Street, Woodland, California at 4:00 p.m.

Present: Cecilia Aguiar-Curry; Mark Johannessen; Helen Thomson; Karen Vanderford;Jennifer Wienecke-Friedman; Tom Stallard

Staff Present: Lisa Baker, CEO Hope Welton, Agency Counsel Janis Holt, General Managing Director Julie Dachtler, Clerk

4:00 P.M. CALL TO ORDER

1. Consider approval of the agenda.

Minute Order No. 16-05: Approved agenda as submitted. MOTION: Thomson. SECOND: Aguiar-Curry. AYES: Aguiar-Curry, Johannessen, Stallard,Thomson, Vanderford, Wienecke-Friedman.

2. Public Comment: Opportunity for members of the public to address the New Hope Development

Corporation on subjects not otherwise on the agenda relating to New Hope Development Corporationbusiness. The Board reserves the right to impose a reasonable limit on time afforded to any topic or to anyindividual speaker.

There was no public comment.

CONSENT AGENDA

Minute Order No. 16-06: Approved Consent Agenda Item Nos. 3 and 4. MOTION: Stallard. SECOND: Thomson. AYES: Aguiar-Curry, Johannessen, Stallard,Thomson, Vanderford, Wienecke-Friedman.

3. Review and Approve Minutes of May 11, 2016.

Approved the minutes of May 11, 2016 on Consent.

4. Review and Approve Memorandum of Understanding with Mercy Housing, Yolo County Housing

and New Hope CDC for Development of the 180 W Beamer MHSA development and Authorizethe Executive Director to execute. (Baker)

Approved Agreement No. 16-01 on Consent.

ADJOURNMENT

Adjourned in memory of Juan Brava.

Next meeting to be determined

______________________________Cecilia Aguiar-Curry, President

New Hope Community Development Corporation______________________________Lisa Baker, Secretary to theNew Hope Community Development Corporation

Regular 4.

New HopeMeeting Date: 12/14/2016

InformationSUBJECTReview and Approve Proposed Rent Increase for Cottonwood Meadows



New Hope Community Development Corporation 147 W. Main Street, Woodland: (530) 662-5428

WOODLAND, CA 95695 Sacramento: (916) 444-8982

TTY: (800) 545-1833, ext. 626 DATE: December 14, 2016

TO: Board of Directors

FROM: Lisa A. Baker, Executive Director

PREPARED BY: Tom Dogias, Real Estate Services Supervisor

SUBJECT: Review and Approve Rent Increase to Cottonwood Meadows

RECOMMENDED ACTIONS: That the Board of Directors:

1. Review and approve the proposed rent increase to $774 for Cottonwood Meadows, and

2. Authorize the Executive Director to implement proposed rent increases.

BACKGROUND / DISCUSSION

I. Background

The Rental Housing Construction Program (RHCP) was created in 1979 as part of a $100 million legislative package that funded several programs with the Department of Housing and Community Development (HCD). The RHCP goal is to efficiently and effectively facilitate the development and long-term operation of affordable rental housing for low-income households. Cottonwood Meadows Senior Apartments has been part of this program from inception with fourteen (14) of its forty-seven (47) units designated as RHCP units. These units are solely allocated to low and very low income seniors or disabled persons. The remaining thirty-two (32) rented units and one (1) manager unit are considered market rate units, which allows NHCDC to survey the Woodland rental market and lease the units at competitive rents.

Over the last decade, NHCDC has maintained the same rental rate of $641 for the non-RHCP One (1) bedroom units. In that decade, the economic environment has changed and inflation

Bringing Yolo Home

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has increased 19%. Which in turn means utilities have also increased (i.e. water, sewer, garbage, gas, and electric). Without a rental increase to adjust for inflationary increases, fiscal sustainability becomes increasingly difficult.

Adding to this property’s woes, this property was refinanced over a decade ago by the prior Administration - not to make repairs to the property, but to provide capitalization for a failed commercial endeavor. As a result, the property suffers from a combination of over indebtedness and low rents.

II. Property Condition

As the Board of Directors knows, the Cottonwood Meadows complex has a list of needed maintenance repairs and capital improvements that has been underfunded to date. New Hope has been fortunate to be supported by the City of Woodland through CDBG funds to help meet the property’s most pressing needs.

The most recent Physical Needs Assessment (PNA) for Cottonwood Meadows resulted in $1,122,872 of rehabilitation work needed over five years. In its current status, this amount of rehabilitation is infeasible. As a result, staff has re-evaluated the PNA with a focus on critical items that need to be addressed, including replacement of siding and any potential dry rot repair, rehabilitation of stairwells and roof replacement. Through CDBG grants awarded from the City of Woodland, and the use of capital reserves ($75,000), NHCDC will be able to repair the stairwells and approximately 50% of the siding replacement. However this still results in a substantial shortfall in the overall capital needs. Due to unforeseen cost increases, NHCDC was unable to move forward on the planned roof repair when bid proposals came in three times higher than expected.

III. Financial Condition and Market Conditions

The multi-family housing sector in the Woodland area has increased rents up to 35% over the past 10 years, allowing other properties to better compensate for the inflationary increases in the economy and maintenance issues for aging buildings. NHCDC is not looking to make a profit, but is searching for a fiscally intelligent way to complete deferred maintenance on an aging building and provide for much needed capital improvements.

As part of the financing for this property, HCD provided an interest-free loan of $368,800 which is due on January 30, 2017, while the bank debt is not due until December 15, 2030. HCD has agreed to extend the due date of this loan until December 15, 2030 assuming that we can show that the project will cash flow and be properly maintained for another 14 years.

Due to the current low rental rates ($641) on the 32 non-RHCP units, the property is operating at a deficit of approximately $25,000 per year and must still provide additional funds to address the capital needs noted previously. Because of this, it is imperative that Cottonwood Meadows increase rents from $631 to $774 (a 21% increase), in order to reach and maintain positive operating cash flow position without the use of reserves or a significant equity infusion from somewhere else.

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IV. Rent Study and Comparables

Increased rents for the non-RHCP units is a necessary part of the long term plan to provide decent, affordable housing at Cottonwood Meadows. As a result, NHCDC property management staff conducted an internal rent study in July 2016 and commissioned an independent Rent Reasonableness Report from an external consultant through MK Housing Compliance Solutions (MK) in November 2016 to determine the reasonable rental rates on the non-RHCP units.

The internal study which was conducted in July 2016 resulted in the following comparables:

Location Property Name

Year Built Property Address 1X1

Woodland Courtside Village Apartments 1998 255 Sonoma Way $865.00

Woodland The Greenery 1971 505 West Cross $870.00

Woodland Heritage Oaks Apartments 1985 186 Muir $759.00

Woodland Walnut Manor Apartment 1978 507 Cottonwood $675.00

Woodland Franciscan Apartments 1984 14 West Cross $795.00

Utilizing these five samples, the average rent for a one bedroom, one bath unit is $792.80.

MK Housing Solutions completed a comparable rent study on three properties with similar amenities:

Location Property Name

Year Built Property Address 1X1

Woodland Heritage Oaks Apartments 1985 186 Muir $768.00

Woodland Walnut Manor Apartment 1978 507 Cottonwood $795.00

Woodland Franciscan Apartments 1984 14 West Cross $700.00

MK Housing Compliance Solutions reviewed the five comparable units provided by the initial rent study conducted in July of 2016 and the average rent of the three comparable/sample units for her report. As a result of the rent reasonableness study, MK Housing Compliance Solutions recommended a reasonable rent for Cottonwood Meadows units at $774.00. The market study shows there is a significant gap between Cottonwood’s existing rent schedule and actual market rent, as well as gap compared to HUD’s current Fair Market Rent (FMR) of $870 (before utility allowance). This gap is attributed to a combination of zero rent increases

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by NHCDC over the last 10 years and the continuous increase in rents in the City of Woodland. As a result, the surrounding market rents increased while Cottonwood Meadows remained at a steady $641 rental rate.

Staff is recommending that the Commission approve the monthly rent of $774.00 from the reasonable rent study conducted by MK Housing Compliance Solutions.

The monthly rent of $774 would immediately apply to all new tenants at move-in and be effective March 1, 2017 for all existing tenants.

In order to ameliorate potential impacts to families residing at Cottonwood Meadows, NHCDC would consider individual circumstances of each current resident family on a case by case basis and consider an internal subsidy of up to $133 (the difference between current rent of $641 and proposed rent of $774) to offset the impact of the rent increase. Management would take applications and income verification from families requesting internal subsidy from January 16, 2017 through February 15, 2017.

FISCAL IMPACT

Increasing the rent will generate sufficient revenue to help offset operating and maintenance expenses and provide HCD with a viable plan which will encourage them to approve a 14 year extension on the $368,800 loan which would otherwise be due on January 30, 2017.

Current monthly Rent Collection (for 332 non-RHCP units) at $641 a month

$20,512

Proposed increase Rent Collection (for 32 non-RHCP units) at $774 $24,768

Difference (Minimum $4,166 required to cover costs) $ 4,256

NHCDC continues to thoroughly explore options and next steps to determine the best course of action to meet the backlog of rehabilitation needs and to ultimately reposition this asset.

CONCLUSION

Staff recommends the Commission approve the proposed monthly rent increase on 32 units to $774 for Cottonwood Meadows for all new tenants immediately and existing tenants on March 1, 2017.

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